33 Tower St · Kingston, GA 30145

$69,900

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 46 Days on market

Built 1940 4,791 sqft lot $51/sqft · 71% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors wanted. This home has been cleaned out and ready for a straightforward TOTAL rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

Key facts

• 4,791 sq ft lot
• Built 1940
• Listed 45 days

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Septic tank; 110-volt electric; Cable available; Electricity available; Phone available
• Home design: One level; Fixer condition
• Construction: Composition roof; Other construction materials
• Exterior features: Parking pad; Crawl space basement

Interior

• Kitchen: Kitchen with unspecified/other features
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Bathrooms: One full bathroom (on main level); Master bathroom: None
• Interior features: Other interior features; No shared/common walls; Attic
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.8% vs local median 4.8% in Kingston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#294 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.11% ✓
• Cap rate: 27.82%
• Cash-on-cash: 76.88%
• DSCR: 4.42
• GRM: 2.7

CMA / ARV

• ARV (median comp): $240,065
• List price: $69,900
• Delta: -70.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
839 Kensington St	0.27mi	3/2.5	1,496 (+10%)	6mo	$296,570	$198	60
85 W Howard St	0.56mi	2/1.0 (-1)	1,184 (-13%)	22mo	$241,000	$204	29
85 W Howard St	0.74mi	2/1.0 (-1)	1,184 (-13%)	23mo	$241,000	$204	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.9%
• Equity multiple: 4.50×
• Total profit: $68,561
• Equity at exit: $10,422

10-year hold

• IRR: 80.5%
• Equity multiple: 9.31×
• Total profit: $162,625
• Equity at exit: $6,044

Cash invested: $19,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30145

• Home prices YoY: -18.3%
• Active inventory: 115
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$367
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,254

Break-even live

Break-even rent $585

Max offer price $69,900

Occupancy floor 37%

Sensitivity live

Price	-10% $1,294	-5% $1,274	+0% $1,254	+5% $1,234	+10% $1,214
Rent	-10% $1,082	-5% $1,168	+0% $1,254	+5% $1,340	+10% $1,426
Rate	-1.0pp $1,289	-0.5pp $1,272	base $1,254	+0.5pp $1,236	+1.0pp $1,217

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Plymouth Ct Kingston, GA	3.0	2.5	1606	$1,795	$1.12	45d	1	0.97mi
538 Pemberton St Kingston, GA	4.0	3.0	1808	$2,300	$1.27	45d	1	1.26mi
518 Pemberton St Euharlee, GA	4.0	3.0	1808	$2,500	$1.38	22d	1	1.28mi
522 Pemberton St Euharlee, GA	4.0	3.0	1779	$2,200	$1.24	45d	1	1.30mi
556 Pemberton St Euharlee, GA	4.0	2.0	1607	$2,250	$1.40	45d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $69,900 Active 46 DOM
2. 2026-06-18
   days on market $69,900 Active 43 DOM
3. 2026-06-17
   days on market $69,900 Active 42 DOM
4. 2026-06-16
   days on market $69,900 Active 41 DOM
5. 2026-06-15
   days on market $69,900 Active 40 DOM
6. 2026-06-13
   days on market $69,900 Active 38 DOM
7. 2026-06-09
   days on market $69,900 Active 34 DOM
8. 2026-06-08
   days on market $69,900 Active 33 DOM
9. 2026-06-07
   days on market $69,900 Active 32 DOM
10. 2026-06-04
    days on market $69,900 Active 29 DOM
11. 2026-06-03
    days on market $69,900 Active 28 DOM
12. 2026-06-02
    days on market $69,900 Active 27 DOM
13. 2026-06-01
    days on market $69,900 Active 26 DOM
14. 2026-05-31
    days on market $69,900 Active 25 DOM
15. 2026-05-06
    listed $69,900 New 313-char remark

    Show marketing remark (313 chars)

    Investors wanted. This home has been cleaned out and ready for a straightforward TOTAL rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

16. 2026-05-06
    listed $69,900 Active 319-char remark

    Show marketing remark (313 chars)

    Investors wanted. This home has been cleaned out and ready for a straightforward TOTAL rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $802 · $67/mo
• Projected year-2 tax: $802 · $67/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,073
• − Mortgage interest: −$3,915
• − Property taxes: −$802
• − Insurance: −$350
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$2,033
• Taxable income: $14,801
• Est. tax owed @ 24.0%: −$3,552
• After-tax cash flow: $11,496/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

Livability — Kingston

• Score: 63/100
• State rank: #294
• US rank: #16075

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, GA
• Population (ZIP): 9,065

Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.20%
• Current HPI: 282.8922
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-06 Listed $69,900 FMLS
• 2026-05-06 Listed $69,900 GAMLS

Property tax history

+8.3%/yr

Latest (2025): $802 · +23.6% YoY. Source: county tax records.